CHAPTER 1 INTRODUCTION

Transcription

1 CHAPTER 1 INTRODUCTION 1.1 Project Background Carleon Ltd, referred to as the project promoter and/or proponent, is a locally incorporated company that deals with the business of Real Estate and Property Development. The project promoter intends to carry out a development based on the Real Estate Scheme (RES) model on a plot of land which lies within Avalon Golf Estate. Situated at Bois Sec, 1km from Bois Cheri and 3.7km from Grand-Bassin in the district of Savanne, Avalon Golf Estate covers a total extent of 229 Ha 9, 440 m 2. The site can be accessed from the north through Bois-Cheri and from the south through Union Ducray. A Location and Site Plan showing the project site is attached in Annex 2. Taken as a whole, Avalon Golf Estate s project consists of the construction of an 18-hole golf course meeting Professional Golf Association standards (PGA) integrated within a land parceling for residential morcellement purposes. Arthur and Morgane Ltd, a duly registered company, which owns Avalon Golf Estate, has also integrated three residential projects within its property which would function under a Real Estate Scheme (RES). The distinctive plots of land earmarked for each respective RES projects, identified as RES P, RES Q and RES R would be sold to three different entities which would be responsible for the implementation of a respective RES undertaking. The present project, RES Q, also known as Carleon Village would be implemented by Carleon Ltd. RES Q project would consist mainly of the construction of buildings aiming at providing high standards dwelling to the potential owners. Referenced by virtue of their configuration and space provided, the villas have been named in such a manner that it blends with the natural set up of the site. Six types of villas would be constructed; namely Villa Albatross, Villa Lancelot, Villa Eagle, Villa Merlin, Villa Birdie and Villa Galahad. RES Q project would contain a total of 36 No villas. These villas have been grouped according to the number of bedrooms they offered. Villa Albatross and villa Lancelot, for example, have been given the same code, villa code A, since they both have the same number of bedrooms. Therefore, a client who wants a 4 bedroom villa 1

2 can choose between villa Albatross and villa Lancelot. The same logic applies to the other types of villas. The number of units for the RES Q project is displayed in Table 1. Table 1: Types of villas Villa Type Villa code RES Q Villa Albatross Villa Lancelot Villa Eagle Villa Merlin Villa Birdie Villa Galahad A 4 Bedrooms E 3 Bedrooms B 2 Bedrooms Total 36 The buildings would be a ground floor one and would have a self-contained outlook. The promoter has sought the services of experts and professionals to design the project in total conformity with the prevailing planning guidelines coupled with the best architectural and engineering practices. Avalon Golf Estate has a total extent of approximately 229Ha9440 m 2 and 8Ha 958m 2 of the total land has been earmarked for the RES Q project. The present undertaking would basically consist of the following features: (a) (b) (c) (d) (e) (f) 10 villa Albatross/ villa Lancelot with swimming pool 19 villa Eagle/ villa Merlin with swimming pool 7 villa Birdie/ villa Galahad with swimming pool (optional) A technical area A landscaped environment State of the art infrastructures An eco-friendly approach would be adopted for the construction of the villas. In that respect, the promoter would ensure that utmost precautions are taken and due attention is given to a green design that would prevent any damage to the existing physical and biological features. The 2

3 villas have also been positioned in such a way that minimum alterations to the original natural settings would be achieved. The six types of villas that would be proposed would have two to four bedroom residential units. Each unit would be of self-contained model, with private swimming pool and garden. The proposed project is further detailed in Chapter 4. The project promoter is targeting the local investors to be stakeholders of the project. There would be a team of renowned local professionals that would be responsible to design and supervise the project in accordance with the requirements of the local authorities. The initial capital investment of the project is estimated at Rs 842 Million. All the projects present on Avalon Golf Estate would be managed by a common syndic which would recruit 50 workers for the maintenance and day-to-day management of the Golf course, residential morcellements and RES developments. There would be additional job opportunities created during the operational phase of the RES Q project, such as maid servants and babysitters, but this would depend on the needs of the individual villa owners. Indirect jobs would also be created in the form of leisure amenities including animations. 1.2 Aims and Objectives The project promoter, Carleon Ltd, aims at setting up 36 villas amidst the nature beauty of Bois Sec that would couple relaxation and comfort in a green setting. This goal would be performed in line with the following objectives: (a) Good environment practices such as proper solid waste management, wastewater disposal, maintenance of proper green belts, composting of green waste and paper as far as practicable and use of green technologies such as solar water heaters. (b) Sensitization of villa residents on the natural environment by promoting the conservation of biological diversity through plantation of endemic trees. (c) Removal of exotic species along the feeders to introduce endemic plants (d) Material and infrastructures that are appropriates for the small island setting (e) The design philosophy is to use the best available technologies to construct a real estate resort community based on a RES model. 3

4 (f) Scrupulous practice regarding the day-to-day management services such as security, maintenance, gardening and household services. 1.3 Brief on Project Proponent Avalon Golf Estate which has a total land extent of 229Ha 9, 440 m 2, belongs to Arthur and Morgane Ltd, formerly known as Lignecaliste Property Company Ltd. A copy of the Certificate of Incorporation on change of name is enclosed in ANNEX 3 for ease of reference. In August 2012, Avalon Golf Estate has obtained an EIA licence (ref ENV/DOE/EIA/1555) for the conversion of 79Ha3292m 2 of its premises into an 18-hole championship golf course. The Golf project is currently being developed. Moreover, in May 2013, an EIA licence (ref ENV/DOE/EIA/1575) was granted to the management of Avalon Golf Estate for the development of a residential morcellement project on its very premises at Bois Sec. Now a portion of the remaining plot of land, 8Ha 958m 2 (referred to as Plot Q ) will be sold to Carleon Ltd for the construction of luxurious real estate resort community based on a RES model with the highest environmental standards and management practices.this undertaking is a first of its kind for Carleon Ltd. Table 2 shows the professional partners that would carry out the proposed project. The syndic of Avalon Golf Estate will be responsible for the management of the RES development, the golf course and the residential morcellements. Table 2: Project team Promoter Representative of project promoter Quantity Surveyor Architects Structural Engineer M&E Engineer Main Contractor Environmental Engineers Carleon Ltd Mr Alain Hao Thyn Voon Chung & Wong Associates Lampotang & Siew Architects and Morphos Architects Limbada & Limbada Consulting Engineers Pro Design Sustainability & MEP Engineers Padco Ltd VYYAASS Consulting Engineer Ltd 4

5 1.4 Site Extent and Land Ownership Plot Q earmarked for the RES development covers an extent of 8Ha 958m 2 and represents 3.52% of the premises of Avalon Golf Estate which covers a total extent of 229 Ha 9, 440 m 2. Avalon Golf Estate belongs to Arthur and Morgane Ltd, a duly registered company, which was formerly incorporated as Lignecaliste Property Company Ltd. Now Arthur and Morgane Ltd intends to sell Plot Q to Carleon Ltd which was formerly known as Homalium Ltd. The following documents are attached in ANNEX 3 for ease of reference: (a) Certificate of incorporation of Lignecaliste Co Ltd (b) Certificate of incorporation of Arthur and Morgane Ltd (c) Proof of ownership (d) Certificate of Incorporation of Carleon Ltd. (Carleon Ltd was formerly known as Homalium Ltd) (e) Option de vente between Carleon Ltd and Arthur and Morgane Ltd (f) Business Registration Card of Carleon Ltd 1.5 Project Justification Mauritius which is already a well-established and popular tourism destination is now faced with an increasing demand from non-citizens to obtain residential properties over the island. The Real Estate Scheme was presented under the Investment Promotion Act and Investment Promotion (Real Estate Development Scheme) Regulations Under this structure, landowners of less than 10 hectares are permitted to develop and sell any mix of residences to non-citizens. The real estate market in Mauritius is flourishing, especially in the north of the Island. These projects have been beneficial for the economy of Mauritius and especially in the creation of job. Through the Board of Investment (BOI), the Government of Mauritius has prepared a set of guidelines that would enable prospective developers and owners in dealing with such type of projects. The BOI has carried out several missions overseas in order to boost foreign investors and dwellers to live in this type of estate development in Mauritius. The proposed site earmarked for the present undertaking is of extent 8Ha 958m 2 and meets the requirement for the development of an RES which according to Investment Promotion (Real 5

6 Estate Development Scheme) Regulations 2007, the selected land should be of extent at least hectare. The proponent has already initiated actions by presenting the project at the BOI. A letter of approval issued by the BOI is attached in Annex 4. The proposed project would surely be in line with the government policy to attract more tourists and direct foreign investment to the country. The setup of the pristine physical environment of the site makes it conductive to the intended project. We move towards recommendation of the undertaking, since the development promises many social and economic gains for the country. This region, being situated on the central plateau of the island, offers breath catching natural scenery with its view onto the sea towards its southern boundary. This proposed development would provide investment opportunities in the form of residential and rental properties with tremendous capital growth potential. The proposed project would give rise to a direct capital investment to the tune of Rs 842 Million. Other expenses include the hiring of services of professionals, construction contractors and purchase of materials of construction. There would also be other expenditures in the form of finishing materials, fit-out, furniture and landscaping amongst others. In that respect, the project would have a financial bearing that would generate job opportunities. It has the potential to generate some 100 direct and indirect employment opportunities during its construction phase and some 50 jobs during its operational phase. The proposed undertaking would benefit the local community residing at Bois-Cherie village through job creation. The overall project would also be backed-up by an 18-hole championship golf course Environment Impact Assessment Real Estate Scheme development is not a scheduled undertaking listed in Part B of the Fifth Schedule under section 15(2) of the Environment Protection (Amendment) Act However, with regards to item 24 Land clearing and development, including installation of high tension lines in environmentally sensitive areas such as water catchment areas, waterlogged areas, wetlands, mountain slopes and islets, an Environment Impact Assessment (EIA) licence is mandatory. Moreover, the Ministry of Environment and Sustainable Development has informed Arthur and Morgane Ltd that an EIA has to be prepared and submitted to the Ministry. A copy of 6

7 the letter from the Ministry of Environment and Sustainable Development is attached in ANNEX 1. In this context, the project promoter has commissioned Messrs. VYYAASS Consulting Engineer Ltd to prepare an EIA. The report has been prepared in accordance with the guidelines set by the Department of Environment and portrays an assessment that encompasses the evaluation of the environmental impacts and the proposed mitigating measures to be implemented. It may be deduced from the assessment of the project, that RES Q has all its merits to be implemented. 7